Deadline Readiness Review — Ownership Share Ratio
A deadline-readiness review of an ownership-share ratio is not a generic document checklist. In a Turkish condominium transaction it focuses on the arsa payı, the land share legally linked to the exact independent unit. The review asks whether the fraction that will be relied on at the next irreversible step is already verified, reconciled and supported by current competent evidence. A file is not ready merely because an old title-deed image contains a numerator and denominator. Readiness means the unit, the fraction, the project context and any later correction are all understood before money or contractual leverage is committed.
Define the deadline that matters
The reviewer should name the next decision point. It may be payment of a reservation deposit, signature of a preliminary or final contract, submission to a lender or valuation process, issuance of a power of attorney tied to a specific acquisition, a title-transfer appointment, or a redevelopment decision where land shares affect rights. Different deadlines require different depth. Before a refundable preliminary inquiry, a current registry check may be enough to continue conditionally. Before a non-refundable payment or title transfer, an unexplained share conflict should be treated as an open condition rather than left for later.
What must be ready before commitment
First, record the exact independent-unit number, main-property identifiers and the arsa payı numerator and denominator from a current competent land-registry source. Second, compare that pair with the contract draft, valuation material, approved project or condominium documentation whenever those documents quote the share. Third, identify whether any later correction, project amendment, division, merger, renumbering or court-related process could have changed the controlling information. Fourth, confirm that the legal and procedural references being used are current. TKGM published an amendment to its 2021/4 condominium/construction-servitude circular on 2 July 2026, so a review performed after that date should not assume that an older operational copy is the latest guidance.
Law No. 634 connects condominium ownership with the corresponding land share and provides a legal framework for land-share allocation and, in appropriate circumstances, re-adjustment. This makes the ratio more than a commercial comparison metric. At the same time, a later change in an apartment’s market price does not by itself turn arsa payı into a floating percentage that must be recalculated. The readiness question is therefore whether the legally relevant share is correctly identified and whether any formal change process is still open.
Build a deadline evidence pack
A decision-ready file should contain the current registry evidence or official retrieval, its retrieval date, the exact fraction, the independent-unit identity, and any project document needed to understand the allocation. If a correction request or court process exists, preserve its reference, current stage and effect on the planned transaction. If the seller supplies a scan, use it as supporting material rather than assuming it proves the current position. If the bank, valuer or contract uses a different fraction, record the conflict explicitly and identify which competent source will resolve it.
The evidence pack should also show what is not being proved. A management-expense allocation, voting arrangement, developer marketing percentage or co-owner’s fractional interest under another ownership structure is not automatically the same thing as the independent unit’s arsa payı. A readiness review fails if it closes a “share” issue without defining which share the number represents.
Deadline gates
Before deposit: identify the current unit-share pair and make any unresolved discrepancy a written condition. Before contract: ensure the contract reproduces the correct unit and fraction where the share is stated, and does not silently copy a superseded schedule. Before valuation or finance: reconcile any share stated in valuation inputs with the current registered unit. Before title transfer: recheck the current registry position and confirm no later correction or structural change has appeared. Before redevelopment or a decision where land-share majority matters: obtain specialist advice if the ratio itself is disputed or its legal effect on voting, compensation or allocation is material.
Red flags that block readiness
Examples include a fraction that changes between deed image and contract without explanation; a numerator/denominator shown without the independent-unit number; a seller statement that the share “will be corrected after transfer”; a project amendment with no evidence of how the registered share was treated; a division or merger of units with an old fraction carried forward by assumption; or an active correction/court process that no one has assessed for closing. None of these automatically means the acquisition must be abandoned, but each means the deadline decision should be conditional or paused until the effect is understood.
Closing standard
Close the review only when another reviewer can answer five questions from the file: Which exact unit is being acquired? What is its current registered arsa payı? Which official/current source confirms it and on what date? Is there any later event or pending process capable of changing the ratio? What transaction step may proceed, and what condition would stop it? The conclusion should be specific: “unit X, arsa payı A/B, current source checked on [date], no unresolved share event identified,” or “share conflict remains open; non-refundable commitment is not ready.” That is a deadline-readiness decision, not a generic statement that documents were reviewed.
Official sources
- Law No. 634 on Condominium Ownership — legal framework for condominium ownership and land shares.
- TKGM — 2021/4 Kat İrtifakı ve Kat Mülkiyeti guidance and amendment published 2 July 2026.
- TKGM — official materials on correction of land share/surface-area information.
- TKGM / Web Tapu and competent land-registry services for current unit-level information within their official scope.